Equipped Indian Restaurant
For Sale
$325,000
711 EASTON ROAD, Warrington, PA 18976
Established operation with dine-in, catering, and substantial front- and back-of-house equipment.
Property Size1,619 SF
Price / SF$200.74
Days on Market8
Property Features for 711 EASTON ROAD
General Information
Standard status
Active
Size
1,619 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Business Included
Yes
Equipment Included
Yes
Building Details
Year Built
2007
Listing Agency:
Keller Williams Real Estate-Langhorne
(267) 266-5675
Listed By:
Hardik R Chiniwala · License #RS320181
(267) 266-5675
Source:
Cummingsrealtors
Added: Aug 16
Changed: Aug 22
Last Checked: Aug 23 at 8:42AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Real Estate-Langhorne
Investment Insights
Based on property information with market context.
This established Indian restaurant business is located at The Shops at Valley Square and includes a maintained dining area, service and ordering counter, and commercial kitchen infrastructure. The operation supports dine-in service and catering, with food preparation, cooking, refrigeration, storage, and warewashing equipment in place.
Included assets encompass a tandoor, fryers, grill, dishwasher, ice machine, refrigeration and freezer units, POS equipment, kitchen display screens, tables, chairs, serving ware, utensils, televisions, and sound equipment. The sale also includes the operating concept, branding, recipes, website, and established systems. The transaction covers the business opportunity only; real estate is excluded. Lease terms, licenses, permits, equipment, and transferability remain subject to buyer verification and due diligence.
Included assets encompass a tandoor, fryers, grill, dishwasher, ice machine, refrigeration and freezer units, POS equipment, kitchen display screens, tables, chairs, serving ware, utensils, televisions, and sound equipment. The sale also includes the operating concept, branding, recipes, website, and established systems. The transaction covers the business opportunity only; real estate is excluded. Lease terms, licenses, permits, equipment, and transferability remain subject to buyer verification and due diligence.
Key Highlights
- Established Indian restaurant business at The Shops at Valley Square
- Commercial kitchen includes tandoor, fryers, grill, refrigeration, freezer units, and dishwasher
- Dining area with service and ordering counter
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$25,172
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.75%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$503,440
$503.4K
Cap Rate 7%
$359,600
$359.6K
Cap Rate 9%
$279,689
$279.7K
Market Conditions
NOI Build-Up for 1,619 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$35.6K $21.96/SF
− Vacancy
−$2.0K −$1.23/SF
EGI
$33.6K $20.73/SF
− OpEx
−$8.4K −$5.18/SF
NOI
$25.2K $15.55/SF
Area
Bucks County, PA
Vacancy
5.60%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$503,440
Cap Rate 7%
$359,600
Cap Rate 9%
$279,689
Alternative Uses
Best Use
Specialty Retail
$359.6K
$314.7K – $419.5K
NOI $25,172 @ 7.0% cap · market cap 7.75%
Second Best
Industrial
$169.8K
$148.6K – $198.1K
NOI $11,886 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$490.9K
$429.5K – $572.7K
NOI $34,361 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
612
Businesses Nearby
225k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 32%
Home Improvements & Furnishings 24%
Dining 17%
Apparel 12%
Wegmans
Groceries
71,623 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
47,740 visits/mo
0.1 miles
Wendy's
Dining
18,116 visits/mo
0.2 miles
DSW Designer Shoe Warehouse
Apparel
15,874 visits/mo
0.2 miles
Sunoco
Shops & Services
11,633 visits/mo
0.4 miles
Demographics for 18976, PA
22,395
Population
8,238
Households
2.7
Avg Household Size
44
Median Age
52%
College-Educated
97%
High-School Grad
10.7 sq mi
ZIP Area
2,093
Density / Sq Mi
$119,237
Median Household Income
$61,359
Median Earnings
$1,643
Median Rent
$502,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established operation with dine-in, catering, and substantial front- and back-of-house equipment.
Where is this conventional restaurant located?
The property is located at 711 EASTON ROAD Warrington, PA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Established Indian restaurant business at The Shops at Valley Square; Commercial kitchen includes tandoor, fryers, grill, refrigeration, freezer units, and dishwasher; Dining area with service and ordering counter
